208 N Niles St · Metamora, IL 61548

$189,900

3 bd · 2.0 ba · 1,433 sqft · SingleFamily public records · 2 Days on market

Built 1968 6,750 sqft lot Est $165k · 15% over

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.8/30.0
• Appreciation +7.6/10.0
• DSCR +5.2/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0

Listing remarks MLS

Mostly brick 3 BR home located within walking distance to grade school and high school. This home does have a tandem 2 CAR GARAGE with a DRIVEWAY and OVERHEAD DOOR IN FRONT and BACK! Partially finished full basement. Generous room sizes including 24x11 eat-in kitchen, 23x12 living room and 15x13 MBR. Laundry hook-ups on main level and in basement (one of bedrooms was used as laundry room at one time). Furnace approx 2 yrs old, central air approx 8 yrs and roof approx 10 yrs.

Key facts

• 6,750 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Above-ground pool

Exterior

• Parking: Attached 2-car garage; Tandem parking with alley access; Paved driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1968; Shingle roof
• Construction: Shingle roof; No new construction
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms (primary on main level); Egress windows in bedrooms; Bedroom 1 hardwood flooring (~14.1 x 12.1); Bedroom 2 carpet (~12.1 x 10); Bedroom 3 carpet (~11 x 9.0)
• Flooring: Hardwood (living room, some bedrooms); Tile (kitchen); Carpet (some bedrooms); Laminate (basement recreation room); Other (basement laundry area)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Forced air heating; Gas water heater
• Interior features: Cable available; Solid surface countertops; Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Dedicated laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

Location & tenants

• Location reads 81/100 on livability (#98 in IL, #1,582 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• County Of Woodford School (town): math 47% / reading 44% proficiency, ranked #75 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Metamora High School (math 47% / reading 44%, grade D-, #58 of 693 statewide, top 8%, 915 students, 0% FRL).
• Market conditions: 98 active listings in the ZIP; 35 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.2% local appreciation)).
• Woodford County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $108k; list at $190k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $164,795
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 S Davenport St	0.27mi	3/2.0	1,470 (+3%)	19mo	$169,000	$115	67
417 W Monroe St	0.43mi	3/2.0	1,561 (+9%)	0mo	$239,900	$154	65
906 N Niles St	0.48mi	3/2.0	1,407 (-2%)	14mo	$141,906	$101	63
320 W Michigan Ave	0.41mi	3/2.0	1,590 (+11%)	1mo	$245,000	$154	62
414 S Menard St	0.38mi	3/1.5	1,567 (+9%)	7mo	$158,000	$101	59
721 E Partridge St	0.30mi	2/1.0 (-1)	1,291 (-10%)	2mo	$175,000	$136	59
216 W Partridge St	0.27mi	2/1.0 (-1)	1,538 (+7%)	16mo	$161,000	$105	53
511 S Davenport St	0.42mi	2/2.0 (-1)	1,560 (+9%)	10mo	$200,500	$129	53
914 E Michigan Ave	0.47mi	3/2.0	1,630 (+14%)	6mo	$260,000	$160	50
200 W Bertram St	0.50mi	3/2.0	1,585 (+11%)	16mo	$175,000	$110	46
503 W Mount Vernon St	0.44mi	4/1.5 (+1)	1,588 (+11%)	13mo	$175,000	$110	43
404 N Washington St	0.49mi	4/2.0 (+1)	1,600 (+12%)	17mo	$168,000	$105	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.00×
• Total profit: $53,319
• Equity at exit: $109,343

10-year hold

• IRR: 16.0%
• Equity multiple: 3.89×
• Total profit: $153,832
• Equity at exit: $190,157

Cash invested: $53,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61548

• Home prices YoY: 1.5%
• Active inventory: 98
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$314 /mo · $3,771/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $123

Break-even live

Break-even rent $1,759

Max offer price $189,900

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $189,900 Pending 2 DOM
2. 2026-06-08
   days on market $189,900 Active 2 DOM
3. 2026-06-07
   status $189,900 Active 1 DOM
4. 2026-06-05
   remarks 699-char remark
5. 2026-06-05
   listed $189,900 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,771 · $314/mo
• Projected year-2 tax: $4,041 · $337/mo
• Expected delta: +$270/yr (+$22/mo · 7.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,974
• − Mortgage interest: −$10,637
• − Property taxes: −$3,771
• − Insurance: −$950
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$5,524
• Taxable loss: −$1,584
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $1,859/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: County Of Woodford School
• NCES district ID: 1725770
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $72,248
• Composite: 41.2/100
• National rank: #3540
• State rank: #75 of 620 in IL

Livability — Metamora

• Score: 81/100
• State rank: #98
• US rank: #1582

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metamora, IL
• Population (ZIP): 12,165

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 39,897 people
• By 2030: 40,038 · +0.4%
• By 2040: 39,745 · -0.4%
• By 2050: 38,585 · -3.3%
• By 2075: 34,769 · -12.9%
• By 2100: 27,616 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Woodford

• 2024 margin: Solid R (+42.0) · D 28.2% · R 70.3% · Other 1.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -26.6pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.2 2016: R+41.8 2012: R+39.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.15%
• Current HPI: 345.14
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+65.3% since first listed

5 events — show timeline

• 2026-06-03 Coming Soon $189,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-04-15 Sold (Public Records) $108,000 Public Records
• 2013-04-12 Sold (MLS) $108,000 RMLSA as Distributed by MLS Grid
• 2012-04-03 Listed $114,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2024): $3,771 · +10.4% YoY. Source: county tax records.